Menlo Park’s recent initiative to construct affordable housing units downtown has prompted lawsuit threats, heated online debates, petitions, and widespread pamphlets. The plan seeks to establish these buildings in the parking lots between Santa Cruz Ave. and Oak Grove Ave.
Many residents and local businesses have said they weren’t consulted about the plan and raised concerns. As a result, the city moved its council meeting to review and potentially vote on the project from Nov. 19 last year to this Tuesday.
What is the plan specifically?
The proposed plan would add at least 345 units of below-market-rate, or BMR, housing in parking lots 1, 2, and 3 (see image below) by 2027. This is part of the city’s plan to reach the state requirement of 2,946 new housing units, including 1,662 affordable housing units, by 2031.
What is affordable housing and who qualifies?
The term “affordable housing” refers to homes that must be sold or rented at prices below market rate to families or individuals earning below or between a specific percentage of the area’s median income. The San Mateo County AMI is $186,600 for a household of four and $130,600 for an individual.
The proposed downtown units are intended for very low-income households, defined as those who make 30% to 50% of the AMI ($58,750-$97,900). Many M-A teachers could fit this category.
Current state income and rent limits state that the maximum affordable rent payment for a very low-income household is around $2,203 for a two-bedroom unit, $2,545 for a three-bedroom unit, or $2,840 for a four-bedroom unit. The average rent price in Menlo Park is $3,400.
Will there be parking available during construction?
Parking solutions like phased construction and temporary parking arrangements are being considered to keep downtown easily accessible, but the city has yet to provide a detailed parking plan. Businesses along the proposed construction lots have expressed concern about losing customers because of potentially limited parking.
Will replacement parking be added once the units have been built?
Currently, there are 556 parking spaces between lots 1, 2, and 3. The city’s request for qualifications, a document sent out as part of their search for developers, indicates that if all three parking lots are developed, there should be a minimum replacement of 506 spaces. The city has yet to come up with an explicit plan for parking, stating that “parking will be provided, but the number of spaces, location and configuration have not yet been determined.”
Existing possibilities for replacement parking include new spaces, parking within the building, or a separate garage. A study on downtown parking management is scheduled to be finished in the summer of 2025.
Currently, the only electric vehicle chargers downtown are in lot 1, and the city has not announced a plan for replacing them.
Will the traffic be worse?
The downtown area already faces congestion during rush hour. The city’s housing proposal does not include any specific plan to reduce traffic.
However, downtown’s proximity to the train station was a major appeal of this location. The California Surplus Land Act and other studies found that households located near major transit stations, especially lower-income households, are more likely to use the transit system, decreasing commute times and heavy traffic.
Does affordable housing bring more crime?
The California Housing Partnership found that there is no link between building affordable housing and an increase in violent and property crime. BMR housing has been popping up all over the Peninsula, and a study in Orange County, which just added many new affordable housing units, found that violent and property crime rates on average stayed the same or decreased slightly.
How tall will the new buildings be?
The city has stated that the maximum height for these buildings would be 85 feet, which is typically six or seven stories, due to zoning codes. However, state density bonus laws, laws that allow buildings to surpass the typical city codes if they have a certain amount of affordable housing, could allow them to be taller.
How much will the project cost, and who will pay for it?
In 2023, the city announced that it has between $1.3 and $2 million in BMR housing funds—money reserved for preserving existing affordable housing and creating new ones. “The funding is intended to fill the financing gap between the projected total development costs and other available funding sources,” the city stated. While Menlo Park already owns the land, it’s unclear what the total price of development would be.
How does affordable housing impact the area’s property values?
A common worry about affordable housing is that adding such a large quantity of BMR housing may lower the value of their homes. However, one 10-year study examining different cities across the country, 45% of which were in California, found that property values remain roughly the same after the addition of more affordable housing.
Is the new space only for housing or other amenities as well?
According to city plans, the space can be used for “multi-family residential, retail, office and personal services.” Still, the city has stated that its main goal is to build affordable housing.
What are the consequences of not going forward with affordable housing?
In 2023, the state required Menlo Park to add 2,946 new housing units, 1,490 of those being affordable housing, by 2031. As of now, Menlo Park has 477 affordable housing units. If Menlo Park fails to meet its allocation, it will face repercussions from the state, such as loss of power over local land use, ineligibility for future grants, or a financial penalty of up to $50,000 per month.
How has the city informed people about this?
The project manager, Tom Smith, discussed the city’s efforts to inform citizens about the project. They sent out mailers with an overview of the plans and potential strategies, held pop-up events at the farmer’s market and in Belle Haven, posted on the @cityofmenlopark Instagram, placed electronic message boards in lots 1 and 3, sent targeted mailers to local business and property owners, and held public meetings virtually, in-person, and at varying times to be accessible to as many as possible.
Why was this area chosen for the project over others?
This land is owned by the city, which reduces costs and makes the project more desirable for developers. The area is also close to schools, jobs, healthcare, public transit, and more, satisfying state requirements for affordable housing. In a city-directed evaluation of all eight downtown parking lots completed in 2024, lots 1, 2, and 3 were chosen for their location, size, accessibility, and more.
Opponents of the project have proposed locations such as the Civic Center near Burgess, which is also city-owned land. They argue this option would provide more space and offer a greener and more pleasant living area for all involved while remaining close to downtown and transit. The 6th Cycle 2023-2031 Housing Element, a city’s general housing development plan, explains that “[t]he City Council decided not to pursue housing development in the parks or the Civic Center site, given the importance of green space and community space for all residents.”
How can I voice my opinion and get involved?
The city noted that community members will have multiple opportunities for input, “including public meetings during the developer solicitation and selection process, the project design, and the entitlement stage.”
To voice your opinion you can:
- Attend the meeting in person at the City Council Chambers (751 Laurel Street) on Tuesday, Jan. 14 at 6:00 p.m.
- Submit a written comment online up to one hour before the meeting start time to [email protected]
- Access the meeting online at this link – Meeting ID 832 1285 7140
- Access the meeting via telephone at:
(669) 900-6833 Meeting ID 832 1285 7140 Press *9 to raise hand to speak
- Watch a recording of the meeting.
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